Carpenter Village and The Village of I'on

Carpenter Village

The community of Carpenter Village can expect to maintain a fairly high level of sustainability throughout the life of the development.

Carpenter Village has achieved a compact and consolidated form of development that will ensure a high level of intensity of the uses within the development.

Provided that the development can attract retail and commercial uses to occupy the commercial core of the development, it will have achieved a comprehensive and complimentary use of the land throughout the development.

However, if this objective is not met, then the community will suffer greatly with regards to its overall sustainability.

The extent of the use of the land in Carpenter Village has been designed to achieve a contained and consistent development plan, provided that development does not occur in the north side of the northern boundary of the community.

The communication network of the development has been designed to provide for a connected and combined system of transportation throughout the community that fosters and encourages inter-personal communication.

Carpenter Village’s inability to attract commercial users to the commercial core has greatly limited the community’s ability to create a unique sense of place.

The implementation of the design of the development has failed to create a centered, configured and comprehensible sense of place that will ensure the development’s ability to sustain itself.

In addition to the lack of a unique sense of place, Carpenter Village’s future development plans for the opposite side of Morrisville-Carpenter Road detracts from its ability to formulate a flexible use of the land that is re-configurable.

This is the most important quality that the development needs to address in order to ensure its sustainability and to prevent the development from becoming yet another sprawling neighborhood that has no identity of its own.

I’on Village

I’on Village is a disappointing attempt at the creation of a sustainable community that is integrated into the existing community fabric.

The many legal factors that contributed to the development’s failure to meet a majority of the qualities overshadow the poor execution of an unsustainable development plan.

I’on fails to create a compact and consolidated development through the proliferation of large single-family detached homes on mostly over-sized lots.

In addition to a disappointing density yield, the lack of a diverse mix of housing-types and mix of uses results in a development strategy that is neither comprehensive nor complimentary.

I’on does manage to create a development that is contained and consistent with regards to its extent of use of the land and the definition of its boundaries.

Unfortunately for the I’on community, this is not sufficient enough to create a truly sustainable community.

The implementation of a connected and combined communication network is the only other successful achievement of the I’on development plan.

Even though the communication network can be considered a success, the lack of density and diversity within the development detracts from its communication successes.

I’on does not achieve a centered, configured and comprehensible sense of place largely due to the lack of density in the development and the lack of diversity on various levels throughout the development.

The lack of flexibility in the uses at I’on is the final attribute that the development fails to meet. The development plan for I’on is not nearly as re-configurable as the other developments analyzed.

The failure to meet the minimum criteria for the creation of a sustainable community places I’on’s future in jeopardy and indicates that the development is just another planned unit development that does very little to improve the global community.

Alternative Methods of Execution

Carpenter Village and I’on have failed to meet the criteria necessary to ensure the community’s sustainability throughout the life of the development. Both of these developments would benefit greatly by redirecting their design and implementation efforts in order to achieve a higher level of sustainability.

With regards to the creation of a unique sense of place, both of the developments could facilitate the creation of this sense of place by simply adding a diverse mix of housing types to their commercial cores.

The addition of mixed-use housing to the commercial cores would help to create a centered, configured and comprehensible sense of place within the community.

The two developments would also benefit from an improvement of their flexibility of uses within each community. Providing for a re-configurable development plan will help to ensure that these communities could achieve a higher level of sustainability than the level that they currently face.

Allowing for flexibility over time would make these developments more attractive to observers and would help to change the predominant development pattern of suburban sprawl.

I’on Village needs to address the issue of density if it expects to achieve any level of sustainability. In addition to density, the development must provide for a greater level of diversity within the community.

This diversity is not limited to a mix of housing-types, but to the inclusion of a diverse range of economic and social groups as well.

Without addressing these concerns, these two developments may evolve into typical sprawl-driven neighborhoods that contribute nothing to the global community.

You cannot simply put something new into a place. You have to absorb what you see around you, what exists on the land, and then use that knowledge along with contemporary thinking to interpret what you see.  -Tadao Ando

Southern Village...Normative Qualities and Conclusions

Communication

The communication network that has been implemented at Southern Village was designed utilizing New Urbanist principles regarding the protection and celebration of the pedestrian environment. It is through this design that the development has achieved a connected and combined communication network.

The implementation of the design has created a clear separation of uses between pedestrian and vehicular circulation that will facilitate a higher level of inter-personal communication among the members of the community.

The celebration of the pedestrian environment is evident throughout the entire development by the presence of wide buffers between roads and walks, the utilization of street trees to provide protection from the elements, and the implementation of an extensive greenway network that allows pedestrians to access any portion of the development.

The mixed-use core also celebrates the pedestrian environment by creating active storefronts, the use of on-street parking to act as a barrier between pedestrians and traffic, and through providing a number of landscape amenities such as benches, planter seating walls and pet-stations for members of the community.

The integration of the existing public transportation system into the overall communication network enhances the sustainability of the community. The transit system allows residents to utilize alternative forms of transportation when traveling to and from the community.

The development is located approximately 1-mile from the University of North Carolina campus in the heart of Chapel Hill and the integration of the public transportation system into the community benefits the region as a whole through the reduction of dependence on the private automobile.

Sense of Place

The design of Southern Village has facilitated the creation of a unique sense of place within the overall community. This has been achieved through the creation of a centered, configured and comprehensible community that has embraced a high sense of civic pride.

The walkability of the community combined with the creation of the mixed-use cultural center has further enhanced the creation of the development’s sense of place.

A diverse mix of housing-types has helped to increase the diversity of residents who are members of the overall community and who contribute to the development’s unique sense of place.

The multiple civic uses located in the development help to foster the feeling of community and civic pride among the residents of the development.

The ability of the design of the development to facilitate a wide variety of community-oriented activities in the various open spaces and civic buildings has helped Southern Village create a truly unique sense of place that ensures the development’s sustainability.

Flexibility of Use

The development design has facilitated the carefully monitored growth of the community through the utilization of New Urbanist principles regarding smart growth.

The application of these principles to the overall design strategy has allowed the community to be re-configurable throughout the life of the community and has improved the overall sustainability of the development.

One of the main factors that contribute to the developments ability to be re-configurable is the inclusion of civic uses within the development and the integration of the existing public transportation system. These factors allow the community a level of flexibility that traditional sprawl-driven neighborhoods lack, even if these uses were easily accessible.

The proximity of the mixed-use core to these uses also contributes to the community’s ability to respond to developmental challenges that they may face over time. The mixed-use core has the potential to be re-configured in a manner that will make the civic uses and public transportation system more sustainable.

Conclusions

The design and development of Southern Village have achieved all of the qualities necessary for the creation of a sustainable community. The diverse mix of housing-types utilized to create a high level of residential density in combination with the diverse mix of uses within the community are two of the strongest elements that contribute to the community’s sustainability.

The re-configurable nature of the various uses in the development, especially the mixed-use center and the civic uses located in the community, increases the level of sustainability the development can expect to achieve.

The communication network in the development should be used as a model for the integration of multiple forms of transportation all of which encourage inter-personal communication. The open space planning and extensive greenway network add to the level of sustainability that the communication network achieves.

Southern Village has achieved a level of sustainability through the application of New Urbanist design principles that should be used as an example of smart growth and progressive planning.

The financial success of the development simply demonstrates how sustainable communities can still be profitable for developers while ensuring the protection and preservation of the global community.

We must walk consciously only part way toward our goal, and then leap in the dark to our success. -Henry David Thoreau

Examining New Urbanism...Carpenter Village

Carpenter Village, Cary, North Carolina

Development History

Carpenter Village is located in the town of Cary, North Carolina approximately 13 miles from the city of Raleigh. The predominant development pattern in Cary is single-family detached housing in Planned Unit Developments with the intention of combating the negative effects of suburban sprawl.

Cary is the seventh largest municipality in North Carolina covering an area that is roughly 48 square miles and has a population of over 106,000 residents. Cary is one of the most affluent communities in North Carolina and the residential development patterns reflect that affluence.

Carpenter Village is being developed as a joint venture between The Farrell Development Company and W & W Partners and was designed by Charles M. Elam and Associates. The development encompasses approximately 370-acres and will feature 888 residential units that will be in the form of single-family detached homes, multi-family units and townhomes. The ultimate density yield from a complete build-out of the development will be approximately 6.6 units per acre.

The development features a commercial center that covers approximately 12-acres and provides space for a total of 110,000 square feet of space for office and retail uses. The development is situated adjacent to a 22-acre lake that provides residents with ample opportunities for outdoor recreation activities.

Design Analysis

The design of Carpenter Village aims to create a unique sense of place by creating a livable community as opposed to the normal planned unit developments that are common in Cary. The residential component of the design takes the form of single-family detached homes, townhomes located adjacent to a main thoroughfare (Morrisville-Carpenter Road).

Rowhouses are sited adjacent to the community recreation facilities located at the terminus of the main boulevard leading into the development. The costs of residences in Carpenter Village are slightly higher than those of other planned unit developments with the lowest-cost townhome starting at $180,000.

The vehicular-use system has been designed to accommodate the private automobile in addition to accommodating the existing public transportation system. There are bus-stops located at the entry of the development along the main boulevard as well as in the commercial core.

The commercial core of the development is accessible from within the development as well as from Morrisville-Carpenter Road, serving as the northern boundary of the current phase of development.

The circulation system within the residential portion of the development has been designed utilizing the principles of New Urbanism, specifically a clear separation of uses between vehicles and pedestrians, homes sited close to the road edge, garages located in the rear of the residences and access via alleys. However, a few of the roads do terminate in cul-de-sacs, which are an undesirable solution to smart growth road design.

The design of the development features over 98-acres of open space that comprises approximately 26-percent of the total development area. A 22-acre lake is part of the overall open space system and 12-miles of walking and bicycling trails wind around the lake and connect to a majority of the residential areas.

The community also features a community center building that provides such amenities as a community pool, tennis courts and volleyball courts as well as an outdoor playscape.

If it keeps up, man will atrophy all his limbs but the push-button finger. -Frank Lloyd Wright

Examining New Urbanism....Village of Woodsong

Development History

The Village of Woodsong is a small walking community located in the town of Shallotte, North Carolina approximately 37 miles south of Wilmington. Shallotte is a predominantly white coastal community that has a population of approximately 1,500 permanent residents and covers an area of 5.4 square miles. The town relies heavily on visitors to the coastal region and can be considered a vacation destination along the North Carolina coast.

Shallotte features a number of championship golf courses, beaches and outdoor recreational activities related to the Shallotte River that courses its way through the town. The predominant development pattern of the town is single-family detached housing which contributes to the town’s low density.

The Milliken Company, a local real estate and development company that “specializes in development based on Smart Growth principles” is developing the Village of Woodsong. Thomas E. Low, a Charlotte-based architect who was formerly a member of Duany Plater-Zyberk and Company, designed the development.

The firm of Soil and Environmental Consultants, Inc., located in Raleigh, performed the environmental design of the development and the conceptual land planning was provided by the Department of Landscape Architecture at North Carolina State University under the supervision of Professor Robin Moore.

The development phase of Woodsong is 25-percent complete and the design calls for 164 dwellings to occupy the 22-acre site that will yield a build-out density of 7.4 units per acre. The development will feature a mixed-use core that will provide office and retail space with residential facilities located on the upper floors of the buildings.

The different portions of the development have been sited in order to facilitate pedestrian movement throughout the entire site and each portion of the development can be reached via within a five-minute walking distance.

The predominant architectural style of the development pays careful attention to the coastal vernacular and features modest-sized residences with wrap-around porches to facilitate inter-personal communication.

Design Analysis

The design of Woodsong calls for the development of 164 residences in the form of single-family detached homes, townhomes and mixed-use buildings that surround the development’s Market Square. The designs of the residences reflect the vernacular architecture of the region and are designed with New Urbanist principles in mind with regards to their relation with the street edge.

The vehicular-use system for the development places the pedestrian at the top of the transportation hierarchy and any portion of the development can be accessed via a five-minute walk. In addition to providing connections to the different portions of the development, a environmentally-sensitive trail network has been designed to facilitate outdoor recreational activities.

The design of the development features a number of community open-spaces and includes a small performance stage that lies on the peninsula of the development’s pond. This space is utilized for small concert performances, public readings and various small-scale performances.

The natural hardwood area directly adjacent to the performance space will be preserved and will be accessible through nature-trails that connect to the overall pedestrian circulation system.

The mixed-use core will feature the largest buildings in the development and will house office and retail uses as well as a residential component. A coffee shop, specialty retail stores, a village market and professional offices will occupy the commercial portion of the mixed-use core.

The residential component will consist of apartments located on the upper floors of the buildings and a series of rowhouse-style condominiums will be adjacent to the mixed-use core around a large community open space.



The gross heathenism of civilization has generally destroyed nature, and poetry, and all that is spiritual. -John Muir

Examining New Urbanism...I'ons Sustainable Qualities & Conclusions

Communication

The communication network in I’on aims to unite the boroughs of the development through a vehicular-use system and a extensive pedestrian circulation system. Due to the large size of the development and the developer’s desire to minimize the number of main roads in favor of multiple inter-connected smaller roads, the communication network can be slightly confusing during the first navigation of the site.

Regardless, I’on does create a connected and combined communication network throughout the entire development. There is a clear separation of uses at I’on and this is achieved through the design of smaller roads, the utilization of on-street parking and street trees, as well as the diversion of the pedestrian circulation system through open spaces that are completely removed from vehicular traffic.

While there is no designated bicycle lane, the design of the road system encourages drivers to experience the development at slightly slower speeds than a normal residential neighborhood.

A majority of the residents prefer bicycle transportation over pedestrian transportation largely due to the fact that the development has a lower density than most TNDs.

The predominant form of travel is still the private automobile which residents utilize to access the farther points of the development as well as commercial areas outside of the development.


Sense of Place

It is difficult to identify and codify a development’s unique sense of place due to the fact that this characteristic develops over time. Environmental identity, social diversity and economic diversity are all factors that contribute to the creation of a community’s sense of place.

Taking into account all the factors involved in determining a development’s sense of place, I’on fails to create a centered, configured and comprehensible development that has fostered the creation of a unique sense of place.

Aesthetically, while the careful attention that has been paid to vernacular architectural features is commendable, this does not contribute to the creation of a unique sense of place.

The development does not feature progressive environmental solutions to the reduction of storm-water runoff, the reduction on the dependence of non-renewable resources nor does it have a unique community character.

The development strategy of creating individual and separate boroughs within the development is another contributing factor the development’s lack of a unique sense of place. I’on may eventually develop a unique sense of place in the future; however it currently has no specific or unique identity that sets it apart from other residential neighborhoods in Mount Pleasant.


Flexibility of Use

The development plan for I’on designates a majority of the land as residential uses with very little room to respond to future development needs. For this reason, I’on has failed to create a plan that is re-configurable throughout the life of the community.

Large residential lots, low overall density and the lack of significant commercial-use areas are factors that contribute to this determination. Due to the manner in which the development has been planned, the addition of new commercial space or large civic institutions would be difficult without the annexation of additional land.

Much of the open space in the development is in forms of neighborhood-scale pocket-parks or preserved sensitive natural areas and this leaves I’on with very little opportunity to implement additional uses or re-configure the circulation system if it became necessary.

This severely limits I’on’s ability to create a sustainable development that can adapt and evolve over time and respond to the needs of its residents, users and the community at large.

Conclusions

I’on has failed to implement a progressive plan that will prove to be sustainable throughout the life of the development. The main contributing factors to this are the developments inability to successfully address the issues of density, diversity, identity and flexibility.

While I’on is a fine attempt at combating suburban sprawl and has aesthetically pleasing architectural features throughout the development; it does very little to ensure the long-term sustainability of its community as well as the larger community of Mount Pleasant.

Many of I’on’s failures can be attributed to the lack of response to the social, environmental and economic factors associated with sustainable developments. I’on does very little to foster and enhance social and economic diversity within the development, and while the preservation efforts of the development are impressive, there is little evidence that the development is striving to reduce their consumptionism and focus on the positive aspects of conservationism. It is for these reasons that I’on cannot be considered a truly sustainable development.

We are not going to be able to operate our Spaceship Earth successfully nor for much longer unless we see it as a whole spaceship and our fate as common. It has to be everybody or nobody. -R. Buckminster Fuller

Shades of gray...

So they question remains, how do we facilitate the necessary paradigm shift towards a more sustainable homebuilding model?

This task is much more difficult than one can imagine. In order to demonstrate just how murky the waters truly are, we need to examine one of the organizations whose entire purpose is to defend national builders and their hyper-capitalist ways. This is none other than the National Association of Home Builders (NAHB).

Just to give you an idea as to exactly what this organization is about, the "NAHB strives to create an environment in which...Housing and those who provide it are recognized as the strength of the nation." Unless you've been living in a cave for the past three years, we all know how this vision has panned out for our nation!

Regardless, the NAHB is making an effort to embrace and promote "Green Building Practices". However, if we take a closer look at this effort we will quickly discover yet another greenwashing smokescreen intended to distract us from the real issues.

(You didn't really think that I would simply point out the NAHB's efforts without immediately proceeding to systematically dissect its true intentions, did you?!?!)

Let us begin with the NAHB's "Green Home Building Guidelines", which is structured somewhat like the LEED rating system. The NAHB's system allocates points for green building "line items", resulting in a gold, silver or bronze rating.

Points for site selection, site design, building materials and so on comprise the overall strategies to achieve a "green" community. But, if we take a closer look at their overall "green" goals, we quickly discover how they truly feel about the movement;

It should be noted that although many green building programs have been in existence for 10 years of more, the concept and practice of green building is not clearly defined and straightforward. Many gray areas remain in identifying and quantifying the precise environmental impact for each particular line item. (NAHB, Model Green Home Building Guidelines.)

Huh, that's funny because as we have come to learn, everything is connected to everything else. That seems like a pretty straightforward concept, but then again it could be construed as a gray area. I mean, does everything include stuff that we haven't invented or produced yet? And does it include thoughts or electrical impulses?

I've changed my mind; it is pretty gray.

Let's look at it another way. How about the view that sustainable development is "development that meets the needs of the present without compromising the ability of future generations to meet their own needs.” (Brundtland, 1987.)

That doesn't help at all. For instance, what if scientists invent a way to solve all of the world's pollution problems in the future?!?! If that were to happen, then anything we do now won't really hinder the ability of future generations!

Yup, pretty gray.

How about if we look at the very first criteria for site selection; "Avoid environmentally sensitive areas". One could state with some certainty that this would include wetland areas.

Ahh, we remember wetlands don't we? Those diverse ecological communities which perform a variety of functions from cleaning water to providing protection from flooding.

But hold the phone, we may have discovered a gray area.

The NAHB, in all its infinite wisdom is quick to point out that "wetlands are a controversial issue for builders and federal agencies." Furthermore, they are quick to point out that wetland degradation and loss is a "common misconception". In fact, they feel that there has been "no net loss" of wetlands in our nation recently.

Well, those smoke-screening scientists over at the pesky EPA would probably like to step-up to the microphone to refute that statement by saying, "Huh?".

For instance, in Louisiana alone "every thirty minutes, an area of coastal land the size of a football field vanishes. Since the 1930s, more than 1.2 million acres (1,900 square miles), an area the size of Delaware, has disappeared from the Mississippi River Delta."

Yup, so very gray.

Perhaps the NAHB neglected to read the entire memo concerning the federal government's policies on wetlands. If they had read past the first two lines, they would have learned that both President Bushes wanted to implement a regulatory policy which accounted for no net loss of wetlands.

Oops. Missed that one.

A builder can still apply for a permit to "fill" a portion of a wetlands and either construct or "mitigate" their impact somewhere else on their site. Or they can even mitigate that impact to somewhere that is not even in the same area as their site!!!

In an effort to return to our original point, how do we expect the new homebuilding giant Pulex to embrace the concepts of sustainability and "green" building if the organization who supports them doesn't even wholeheartedly believe in these concepts?!?!

Well, in a democratic society operating under an capitalist economic system, We the People are the ones who possess the power to instigate change. That change must come from the consumer who demands nothing less than a truly "green" and sustainable product from organizations who are truly concerned with the impacts they are making on our society.

Remember, yes we can.

Are we not the whores of big business, selling our product for their commercial lust? -Arthur Erickson

A Greenwashed Site Plan...In real life

Well, the time has come to revisit the site of our favorite home improvement supply center and take a look at physical manifestation of their "commitment to sustainability". You guessed it, we've got our sights set on Lowe's, champions of Hyper-Capitalism.

In our look at the Greenwashing of site plans, we opened our jargon-free discussion by examining the first requirement for the development and implementation of a sustainable site plan; preserving the site's soils.

As we recall, one of the tell-tale signs of a site that has soils which are unsuitable for development is a giant pile of dirt. So, with that in mind, let's take a look to see what creative grading methods our friends at Lowe's approved for their site plan.

Huh. That looks like it might be a giant pile of dirt. In fact, if we presume that the bulldozer (the second machine from the left) in the picture is the smallest of the John Deere dozers; the height of the machine from the ground to the top of the roof is 10-feet, 5-inches!!!

Now consider the fact that the machines are closer to the camera, so due to the phenomenon of forced perspective, the dirt pile actually appears to be smaller than it really is!!! (As a reference, the technique of forced perspective is what Peter Jackson used in the Lord of the Rings films to make the Hobbits appear smaller than other characters!!)

If we recall our discussion, stripping the soils from a site adversely affects not only the site on which they are developing, but all of the sites in the area immediately surrounding the site.

On top of that, if we summon our sustainability mantra that everything is connected to everything else; there are going to be serious adverse impacts on sites that aren't necessarily contiguous with the Lowe's site.

If we look at a topographic map of the site before it was altered by the specifications set out in the site plan, we can begin to truly understand the impact that this type of development has on the land.

Many of you are now scratching your head and wondering, what the ##%! am I looking at!?!?! Simply put, each one of those lines on the map represents a contour or a predetermined change in elevation (or height). In this particular case, this map is showing contours in 2-foot increments. So very every line you encounter on the map, the height of the ground is 2-feet higher than the last.

If you look closely, there are a lot of lines stacked up on this site.What that tells you is that the site is very, very steep and most likely not very suitable for development. Certainly not for "big-box" commercial development that requires lots of flat terrain.

To demonstrate how steep this site was, let us take a closer look at the topo map.

The red line on this map connects the contour representing elevation 310 (feet above sea level) to the contour representing 370. The line measures 291-feet in length. If we use our highly advanced mathematical skills to determine the slope by dividing the difference in elevation (a.k.a. "the rise") by the distance between the two points we are measuring (a.k.a. "the run"), we determine that this are has a slope of just over 20%.

That may not mean much to many of you. Honestly, not many people besides Landscape Architects and Civil Engineers go around town guessing the slope of various sites.

To put this in perspective; if you have ever stepped foot onto a patio, you know that a patio is what we consider to be fairly flat. In reality, the slope of the patio is somewhere between 1-2%!!! Considering the fact that spring is quickly approaching, consider this example. The average slope of the outfield area of a baseball diamond is about 1%!!!

I think we can begin to see how significant a 20% slope is compared to the two examples of relatively "flat" surfaces.

Looking back, you may recall that an analysis using the USDA Soil Survey showed that over 90% of this site's soils were unsuitable for development based on the overall soil matrix. Add to the fact that a "big-box" commercial development requires a site that is in the 2%-5% slope range and we begin to reveal one of the most egregious hyper-capitalist driven greenwashing practices around.

Instead of adapting their use to the site (or even finding a site more suitable for their use), Lowe's and their site planner have adapted the site to their use.

Consider this; would you buy a pair of shoes which you knew didn't fit you and weren't the style you wanted; then spend a ton of money adapting those shoes to fit your foot and look the way you want?!?!

Of course not. But for some reason, Hyper-Capitalists don't share the same common sensibilities that you do.

No house should ever be on a hill or on anything. It should be of the hill. Belonging to it. Hill and house should live together each the happier for the other. -Frank Lloyd Wright

Still Greenwashing the Site Plan...Trees ARE the Answer...

As we continue our exploration of the requirements for developing and implementing a sustainable site plan, we now shift our focus to the use of the site's existing vegetation.

This portion of our discussion can be considered as one of the main factors as to why Landscape Architects must take a more prominent role in the development and implementation of sustainable and equitable site plans. So without further adieu, let us set the stage for today's discussion;

...the proposed project ensures that air will be able to flow through the site in an unobstructed manner and that as much existing vegetation is preserved as possible in order to reduce air pollution...

Of the four requirements for a sustainable site plan, we find that in the development and implementation of site plans, far too little importance is placed on the preservation of existing vegetation as well as the introduction of new vegetation.

A closer examination of this requirement reveals that there are a few more reasons for preserving the site's existing vegetation than simply reducing air pollution. Considering the fact that everything is connected to everything else, we discover that a site's existing vegetation contributes to the goals of some of the other factors we have discussed as well as making significant contributions to additional environmental and ecological issues that are not mentioned in the four requirements.

Existing vegetation on a site;

• Helps reduce wind speeds on a site;
• Helps provide mature and effective visual buffers;
• Helps reduce soil erosion caused by wind on a site;
• Helps reduce erosion caused by rainfall on a site;
• Helps clean rainwater falling on a site;
• Helps distribute rainwater to the soil on a site;
• Helps the site's soil remain healthy and functional;
• Helps control the site's temperature;
• Helps create livable, functional, enjoyable and aesthetically pleasing spaces on a site;
• Helps foster a more sustainable ecological community by providing habitats for native animal species;
• Helps protects the overall ecological community from exotic species of plants, animals and diseases.

Phew, that list would make this requirement run about three pages as opposed to the simplified three lines that it now occupies. I would tend to agree with that statement, however what this list demonstrates is how underutilized existing vegetation truly is in the development and implementation of a majority of site plans.

On the other hand, the "simplified" sustainable site plan requirement helps illustrate one of the most underutilized ecological and environmental attributes of plants; the reduction of air pollution.

There are very few cities in this world which utilize trees as a major air pollution abatement device. One cannot dispute the scientific evidence that clearly shows the process in which airborne contaminants are removed from the atmosphere by trees. Everyone who has had an elementary school education should be familiar with the process called photosynthesis.

For those who don't recall the entire process, the only thing you need to concern yourself with is that trees absorb carbon dioxide and other dangerous gases and through photosynthesis, convert those gases into oxygen and release that oxygen back into the atmosphere.

At this point you may be saying to yourself; if preserving the existing vegetation on one site helps reduce air pollution, imagine how clean the air in my community would be if ten, twenty or thirty sites preserved as much existing vegetation as they could!!

Aha!! Remember, everything is connected to everything else!!!

Not only would the air be cleaner, but let us not forget that the soils would be functioning properly; vast areas of paved parking would be much cooler in the summer months from the shade provided; the visual impacts of such crowning architectural achievements as Lowe's, WalMart and any other "big-box" buildings would be greatly reduced; soil erosion resulting from gusting winds would be reduced; rainwater would be cleaner when it finally reached the ground; and our society and culture would be vastly improved through the creation of enjoyable, functional spaces.

Let us not forget who is best equipped to deal with these factors during the development and implementation of sustainable site plans; the Landscape Architect.

Hyper-Capitalists need not worry about the impact of retaining existing vegetation on a site, and here's why. If you plan properly, the site can be planned to avoid having to remove vegetation, redistribute the disturbed soil and then replace or "mitigate" the impact of the removed trees! All of this means less construction costs resulting from informed site planning!!

(Note: many municipalities require that developments either replace existing vegetation that has been removed through either planting new vegetation or contributing a formulated monetary payment to what is generally referred to as a "community beautification fund"; once again offering developers the opportunity to use money to offset their negative environmental impacts!!)

You may be asking yourself; Why don't we try to preserve as much as we can if there are so many positive attributes associated with existing vegetation?

Therein lies the issue; we need to move towards a more sustainable and equitable society and culture. This need goes beyond rewarding the few people who make buildings more efficient through LEEDs certification; beyond those extremists who chain themselves to old-growth trees in the Pacific-Northwest; beyond those who opt for a "green" home.

As a society and culture, we need to realize one thing: everything is connected to everything else.

When we finally accept and embrace this notion, only then will we be able to move towards a more equitable and sustainable society.

Study nature, love nature, stay close to nature. It will never fail you. -Frank Lloyd Wright

Greenwashing the Site Plan...Thou Shalt Not Pollute the Water

Having touched upon the choices which lead many developments to completely alter the existing soil matrix,we can now shift our focus to the second requirement of the sustainable site plan:

...the proposed project does not contaminate the overall water supply, which includes both surface sources and sub-surface sources...

This seems as if would be the one requirement that nearly everyone in the world could understand, but alas, we find this is usually not the case. As we delve into this issue a bit further, and of course jargon-free, try to keep in mind our short discussion regarding the site's soils.

Early in the planning stages of a development (keep in mind this refers to any type of building and development activity), the designer is always faced with the task of treating the stormwater which falls on the site.

In jargon-free terms, the designer needs to be sure that the rainwater that runs across pavement, concrete and other surfaces which it cannot pass through (jargon= impervious surfaces) is as clean or cleaner than when it left the cloud.

In order to really understand this concept, let's quickly talk about the hydrological cycle, or in jargon-free speak; how rain is born and reborn. Here's a quick visual aid:

The simple explanation for this graphic is that water evaporates up into the clouds from various water surfaces such as ponds, lakes and oceans. The clouds hold the moisture, move over the land and release the moisture in the form of rain, sleet or snow. When the rain hits the ground, it is absorbed through the soil (remember soils!!!), and is consumed by plants through their roots.

The rainwater that is not consumed by our plant friends moves through the soil and underground channels (jargon= aquifers), returning to the water supplies (ponds, lakes, rivers, oceans) to be used again in the cycle.

In addition to the underground movement of water back to the source, our plant friends contribute to the cycle by releasing moisture into the air through a process called transpiration. In jargon-free terms, the plants sweat and the sweat returns to the clouds to be reborn as new rain.

In other words, in the hydrological cycle; everything is connected to everything else.

As we can clearly see, altering a site's soils to accommodate a use that the site is most likely not suitable for has far-reaching consequences. This leads us back to our discussion about clean water.

When rain falls on pavement (especially asphalt), some of the water moves across the pavement while a small amount of water is absorbed into the asphalt. Herein lies a major issue; asphalt is made with oil.

Automobiles also need oil to operate their internal combustion engines and quite often these autos tend to leak oil; especially when they are parked. If rain is falling on the asphalt and moving across that surface accumulating various chemicals on its journey, one could presume that there is a lot of oil in that water.

Here's something else to consider; most drinking water supplies originate from surface runoff. In jargon-free speak, when the rain falls and moves across a parking lot; chances are you are going to end up drinking that water.

If your municipality does not get its drinking water from surface runoff, but through an aquifer (look at the diagram), then guess what; not only are you drinking some of the oil and chemicals on the surface of the pavement, but when the water moves through the asphalt (which it does even though asphalt is considered to be impervious) picking up more contaminants on its journey; because the soils on many sites have been drastically altered, that water is not exactly the cleanest.

So what!?! may be your initial response, but if we take a closer look at the hydrological cycle diagram we notice that the water which moves through the soil not only returns to its source (e.g. a reservoir), but the dirty water is returning to the clouds to be reborn into rain; or as we have come to know it: acid rain.

Now that you are thoroughly scared to drink water, we need to return to the requirement for the sustainable site plan:

...the proposed project does not contaminate the overall water supply, which includes both surface sources and sub-surface sources...

A truly sustainable site plan provides measures for treating the water which falls on the site and eventually ends-up coming out of your tap. Logically, the next question that is on the tip of your tongue is most likely; If that's the case, then what are you going on about?!

Well, as we all know by now, measures taken by Hyper-Capitalists are usually driven by one principle; how does it affect my bottom line. Developers will always choose the method which costs them the least amount of money but satisfies the minimum requirements for approval.

In fact, many municipalities offer developers the opportunity to "bank" or "mitigate" their impacts on stormwater runoff. In other words, they can use money in place of clean water!!!

All hope is not lost, Frodo.

The rules governing stormwater treatment are becoming more and more restrictive. This has caused the development community to rely on Hyper-Capitalist scare tactics in their responses to governmental agencies. Their usual response sounds something like this: "If we are more restricted with how much of the land we can develop because of stricter stormwater rules, then the city/county/town is going to lose tax revenues and will be restricting its own growth."

Once a government entity hears that tax dollars will be lost, all hell breaks loose.

What the developers are not saying is that for a few dollars more in the planning phases of a project, a creative landscape architect or civil engineer could utilize sustainable stormwater management techniques that will allow growth to continue in addition to not polluting the water supply!

In fact, many of the sustainable stormwater treatment techniques are far more aesthetically pleasing than the standard practices!! Imagine, not only will they be providing clean water, but their development will be more attractive!!! More attractive means more profits!!!!

Hyper-Capitalists Rejoice!!!!!

So as we can clearly see, the need for strict adherence to the second requirement of the sustainable site plan not only ensures that our children will not be born with deformities due to our drinking water having alarming levels of contaminants, but it will produce a more aesthetically pleasing landscape.

Not only does this improve the environment, but it improves our culture and our society as a whole. And only then can we begin to move towards sustainable and equitable existence.

Beauty: the adjustment of all parts proportionately so that one cannot add or subtract or change without impairing the harmony of the whole. -Leon Battista Alberti

Continuing to Greenwash the site plan...

Looking back on our initial discussion regarding the greenwashing of site plans, I believe that perhaps a further examination of the elements, concepts, theories and ideals of developing a sustainable site plan is required.

In our continuing discussion, we need to focus on the goals of a sustainable site plan in terms that everyone will understand and appreciate. Often times, designers (myself included) become so entrenched and zealous about their overall concept that we tend to spew large amounts of jargon, which usually results in the general public simply "tuning us out".

If we simplify the aims of a sustainable site plan, we discover that designers are charged with the task of developing site plans that meet their client's development needs while ensuring that these four essential requirements are met;

1. the site's soils are preserved or developed in a manner that does not degrade either the fertility of the existing soils or increase the potential for soil erosion;
2. the proposed project does not contaminate the overall water supply, which includes both surface sources and sub-surface sources;
3. the proposed project ensures that air will be able to flow through the site in an unobstructed manner and that as much existing vegetation is preserved as possible in order to reduce air pollution;
4. the proposed project provides for enhanced human well being, enhanced cultural diversity and enhances the natural and social environment.

Provided that these elements are met and/or preserved, then we can truly label a site plan sustainable and equitable for a proposed development or project.

(Note: the word development can be used to describe any project which changes the use of a site; many people simply equate the concept of development with residential neighborhood construction, however it applies to commercial projects, industrial projects, parks and recreation projects and so on.)

Let us examine each requirement on its own merits and keep the discussion jargon-free.

...the site's soils are preserved or developed in a manner that does not degrade either the fertility of the existing soils or increase the potential for soil erosion...

Most of us would consider this requirement as common sense, but as we all know what is right and responsible is rarely considered common sense among Hyper-Capitalists (oops, jargon-alert!!).

Consider this; if you wanted to build a house and someone explained to you that there is a 99.9% chance that your house will collapse in less than a year because of erosion, would you build the house?

Or that the spot were you are planting a vegetable garden was once a toxic waste dump and there is a 99.9% chance that the vegetables you grow will give your family terminal illnesses in less that one year, would you plant that garden?

Common sense would say that you would try to avoid these types of situations. Alas, such is not the case for a multitude of developments in this country.

Simply stated, if you pass by a new development project and there happens to be a ridiculously large pile of dirt on one part of the site, this tells you that the soils conditions on that site are not suited for development!!!

Soils on a site exist in a form similar to a layer cake; throughout history these layers have been built-up through a variety of environmental processes. These layers all serve a specific purpose, but are composed of different materials due to past uses of the site, the types of vegetation that have lived on the site and where the site is located in the overall geography of the area (e.g. on the coast, at the base of a mountain, etc...).

When a development must alter the make-up of the soils, or strip off the chocolate layer of the cake and add an asparagus layer, this alters the ability of the soils to perform functions that have been occurring on the site for thousands of years. And as we surmise from our chocolate-asparagus layer cake, they don't exactly mesh.

At this point, you are undoubtedly asking yourself, Why do we develop on sites with unsuitable soils?

The answer to that question is found in the real estate industry's favorite mantra, location, location, location.

Believe it or not, developers and Hyper-Capitalists are more than willing to risk the safety of the people who will be using the development in addition to risking the safety of their neighbors in an effort to make some money.

The impact that each individual development has on the soils is varied and often site-specific, which helps illustrate the dire need for the development of sustainable site planning practices. Whether a proposed project threatens to increase the likelihood of causing a landslide or polluting a local stream because the soils have been drastically altered; landscape architects are equipped with the knowledge and skills to address these issues.

As we move through our exploration of each of these points, we will once again discover that everything is connected to everything else.

“The nation that destroys its soil, destroys itself.” - Franklin Delano Roosevelt